New Study Finds 23,000 Washington Homes Worth $6 Billion will be at Risk from Tidal Flooding

About $63 Million in Annual Property Tax Revenue Also in Jeopardy

Published Jun 18, 2018

WASHINGTON (June 18, 2018)— Accelerating sea level rise, primarily driven by climate change, is projected to worsen tidal flooding in the U.S., putting as many as 311,000 coastal homes in the lower 48 states with a collective market value of about $117.5 billion in today’s dollars at risk of chronic flooding within the next 30 years—the lifespan of a typical mortgage—according to a new report by the Union of Concerned Scientists (UCS) released today. Roughly 14,000 coastal commercial properties assessed at a value of nearly $18.5 billion also are at risk during that timeframe. By the end of the century, 2.4 million homes and 107,000 commercial properties currently worth more than $1 trillion altogether could be at risk, with Washington’s coastal real estate significantly exposed.   

The analysis combines property data from the online real estate company Zillow with a peer-reviewed methodology developed by UCS for assessing areas at risk of frequent flooding. Using three sea level rise scenarios developed by the National Oceanic and Atmospheric Administration and localized for this analysis, UCS determined how many residential and commercial properties along the entire lower 48 coastline are at risk of becoming chronically inundated from high tides—flooding on average 26 times per year or more (or the equivalent of once every other week)—in the coming decades even in the absence of major storms. The core results in the report are from the high sea level rise scenario—an appropriately conservative projection to use when estimating risk to homes, which are often the owner’s single biggest asset. This scenario projects an average of 1.6 feet of sea level rise for Washington in 2045 and 6.3 feet in 2100. The analysis also projects how many properties might avoid such flooding if sea level rise is constrained through the achievement of the long-term temperature goals of the Paris Agreement and if ice loss is limited. 

The results for Washington are quite sobering. The analysis finds that without additional measures to adapt to rising seas: 

  • Washington ranks eleventh in the nation for most homes at risk by 2045 when more than 7,000 of today’s residential properties, currently home to about 15,000 people, are at risk of chronic inundation. Most of these homes are located in the Aberdeen-Hoquiam area and South Whidbey and Camano Islands. The total number of at-risk residential properties triples to more than 23,000—home to more than 43,000 people—by 2100. 
  • Washington is fourteenth among states in terms of property value at risk of chronic inundation by 2045, when about $2 billion in current home property values is at risk. This number grows to roughly $6 billion by 2100. 
  • Washington municipalities will take the fourteenth greatest hit to their property tax revenues by 2045, with homes at risk in that time frame currently contributing $20 million in annual property tax revenue. This number jumps to almost $63 million annually by 2100. 
  • Washington ranks sixth for the most commercial properties at risk by 2045 when more than 300 commercial properties, currently valued at $521 million, are at risk of chronic inundation. This number jumps to more than 2,800 properties—valued at more than $3 billion—by 2100. 
  • Depending on the amount of sea level rise, holding warming to between 1.5 and 2 degrees Celsius by the end of the century—in line with the goals outlined in the Paris Agreement—could spare about 69 percent of Washington homes at risk, thus safeguarding the vast majority of current residential property values and annual property tax revenue.

 Once market risk perceptions catch up with reality, the potential drop in Washington’s coastal property values could have reverberations throughout the economy—affecting banks, insurers, investors, and developers—potentially triggering regional housing market crises. Homeowners whose properties become chronically inundated may find themselves with mortgages that exceed the value of their homes or face steeply rising flood insurance premiums and may end up defaulting on their loans. Lenders carrying large numbers of these risky mortgages could lose money or even become insolvent, with smaller banks concentrated in areas with high flood risk being especially exposed. Coastal real estate investors and developers may similarly experience financial losses in some coastal areas. 

There are currently many federal, state and local policies that, while originally well intentioned, mask risk and create incentives that reinforce the status quo or even expose more people and property to risk. The market’s bias toward short-term decision-making and profits can also perpetuate risky development and investment choices. These flawed policies and incentives include incomplete or outdated flood risk information, subsidized insurance, lax zoning and building codes, incentives for business-as-usual building and re-building, and incomplete credit ratings. Identifying and improving upon the most important policies and market drivers of risky coastal development is a necessary, powerful way to better protect communities and move Washington and the nation toward greater resilience.

To view the report PDF, click here

Spreadsheets with data about the chronically inundated properties are available and can be sorted by state, by community (delineated by the Census Bureau as county subdivisions), and by ZIP code

To use the interactive mapping tool, click here. The map allows you to learn more about the impact of chronic inundation on properties, people, home values and the tax base in specific states, communities or ZIP codes. When you zoom in, the maps become more detailed. You can also click on a specific state or community for more details about it. 

For all other materials, including our methodology document, a compilation of interviews with additional experts on this topic, and Spanish-language materials, click here

Data provided by third parties through the Zillow Transaction and Assessment Dataset (ZTRAX). More information on accessing the data can be found at 

The results and opinions presented in this report are those of the Union of Concerned Scientists and do not reflect the position of Zillow Group. See full disclaimer at